Massachusetts · GEOID 25013

Hampden County

2024 ACS 5-year estimates · population 462,815 · 197,591 housing units

Median household income

$71,306

State $106,183

Median home value

$298,800

State $578,980

Median gross rent

$1,136

State $1,822

Homeownership rate

62.2%

State 62.5%

Renter cost-burden rate

54.0%

≥30% of income

Owner cost-burden rate

27.1%

≥30% of income

Homeowner vacancy

1.0%

Of owner-occupied + for-sale units

Rental vacancy

3.7%

Of renter-occupied + for-rent units

Overall vacancy

6.6%

All housing units

Price-to-income ratio

4.19

Affordable: 2.0–3.0

Section 1

Community Profile

Population, demographics, household composition, and income.

Community Data Summary

	Hampden County	Massachusetts
Population	462,815	7,044,056
Population density (per sq. mi.)	750.10	—
Median household income	$71,306	$106,183
HUD Area Median Income (4-person, 100%)	$96,700	—
Households	184,471	—
Average household size	2.44 people	—
Owner-occupied	62.2%	62.5%
Renter-occupied	37.8%	37.5%
Race	63.8% White · 8.7% Black	0.0% White · 0.0% Black

Source: ACS 5-year 2024 (Tables DP05, S1101, DP04, S1901) and Census Gazetteer (land area); HUD FY2026 Income Limits.

Racial composition

Hampden County compared with Massachusetts.

Source: ACS 5-year 2024, Table DP05.

Educational attainment (population 25+)

29.3% hold a bachelor's degree or higher (state: 47.3%).

Source: ACS 5-year 2024, Table S1501.

Median Household Income by Tenure

Owner-occupied vs. renter-occupied household income, county and state.

Source: ACS 5-year 2024, Table B25119.

Median Household Income by Age of Householder

Median household income by age group of householder.

Source: ACS 5-year 2024, Table B19049.

Median Household Income by Number of Earners

Median household income for families with each earner count.

Source: ACS 5-year 2024, Table S1903.

Household Size

Distribution of households by number of people.

Source: ACS 5-year 2024, Table S2501.

Income by Number of Earners

Earners	Share	Median income	Attainable monthly housing cost	Attainable home
0 earners	16.4%	$35,281	$882	$100,308
1 earner	33.7%	$64,134	$1,603	$207,709
2 earners	36.6%	$120,467	$3,012	$417,400
3+ earners	13.3%	$173,921	$4,348	$616,373

Attainable monthly housing cost = 30% of gross income ÷ 12. Attainable home price assumes 30% housing budget, 30-yr mortgage at 7%, 5% down.

Source: ACS 5-year 2024, Table S1903; affordability formula derived.

Households

184,471

Average size: 2.44 people

Households with children

46,039

25.0% of households

Per-capita income

$38,219

Poverty rate: 14.6%

Section 2

Residential Market Analysis

Housing stock characteristics — tenure, type, age, size, vacancy, rents.

Tenure

62.2% owner-occupied vs. state average 62.5%.

Source: ACS 5-year 2024, Table DP04.

Structure type

Single-family share 61.2% · Missing middle (2–19 units) 29.0%.

Source: ACS 5-year 2024, Table B25024.

Housing stock by decade

75.9% built before 1980 · Median structure age 1,959.00 yrs.

Source: ACS 5-year 2024, Table S2504.

Housing size mismatch

Compares the share of housing units by bedroom count against the share of households by size — a common diagnostic of housing supply/demand alignment.

Source: ACS 5-year 2024, Tables B25041 (bedrooms) and S2501 (household size).

Home value distribution

Owner-occupied homes by value bracket. Median: $298,800.

Source: ACS 5-year 2024, Table DP04.

Monthly Housing Costs

Distribution of monthly housing costs across all occupied units.

Source: ACS 5-year 2024, Table B25104.

Number of Bedrooms

Housing units by number of bedrooms.

Source: ACS 5-year 2024, Table B25041.

Median rent by bedroom

Overall median gross rent: $1,136.

Source: ACS 5-year 2024, Table B25031.

Renters by age

Number of renter householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Owners by age

Number of owner householders by age bracket.

Source: ACS 5-year 2024, Table S2502.

Vacancy composition

All 13,120 vacant units split into Census's seven categories. Frictional vacancy (units actively on the market) reflects healthy churn. Structural vacancy (seasonal, migrant, other) sits outside the market for year-round residents — high values change how the headline vacancy rate should be read.

Vacant units by type

For sale 8.6% · For rent 20.4% · Seasonal 10.5% · Other 54.9%.

Source: ACS 5-year 2024, Table B25004.

Frictional vs structural

34.6% of vacancy is frictional (for sale + for rent + rented/sold not yet occupied); 65.4% is structural (seasonal + migrant + other).

Source: ACS 5-year 2024, Table B25004.

Seasonal / recreational share of all housing

0.7%

1,374 units of 197,591 total

Housing units held for seasonal or recreational use.

"Other vacant" share of all housing

3.6%

7,204 units of 197,591 total

Census "Other vacant" — units off the market for reasons other than seasonal, migrant, sale, or rental.

Section 3

Workforce Housing Needs Assessment

Affordability, cost burden, and the housing options for households in the workforce income range.

Workforce range — ACS median household income

80% MHI$57,045

100% MHI$71,306

120% MHI$85,567

County-wide median from ACS 5-year estimates. A household at 100% MHI in Hampden County should be able to afford a home up to roughly — (30% housing budget, default mortgage terms).

Workforce range — HUD Area Median Income

	1-person	2-person	4-person
80% AMI	$73,650	$84,200	$105,200
100% AMI	$67,690	$77,360	$96,700
120% AMI	$81,250	$92,850	$116,050

HUD FMR Area: Springfield, MA MSA. 80% AMI uses HUD's published Section 8 Low Income Limits; 100% is HUD MFI; 120% is the standard workforce convention.

Affordability calculator

Follows the standard 30%-of-gross-income affordability rule.

Income basis Household income Interest rate % Down payment % Taxes & insurance / yr

Affordable monthly—

Affordable home price—

Renter cost burden

54.0% of renter households spend ≥30% of income on rent (27.8% spend ≥50%).

Source: ACS 5-year 2024, Table B25070.

Owner cost burden by income

27.1% of homeowners spend ≥30% of income on housing. Bars show counts of cost-burdened owners by income bracket.

Source: ACS 5-year 2024, Table B25106.

Household income — owners vs renters

Distribution of household income for owner-occupied (navy) and renter-occupied (gold) households.

Source: ACS 5-year 2024, Table B25118.

Section 4

Industry & Workforce Wages

Employment, average wages, and the housing each industry's typical earner can afford in Hampden County.

Covered employment

200,290

Across 20 sectors

Establishments

18,716

QCEW 2024

Avg annual pay (workforce)

$62,656

Employment-weighted across sectors

Top 10 sectors by employment

Annual average employment by NAICS 2-digit sector. Counties with fewer than five covered establishments in a sector may show suppressed totals.

Source: BLS QCEW Annual Averages, 2024.

Attainable housing by industry

Industry	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 62 Health care and social assistance NAICS 62	53,036	$58,111	$185,289	−$113,511	$1,453
NAICS 61 Educational services NAICS 61	21,607	$59,409	$190,121	−$108,679	$1,485
NAICS 44-45 Retail trade NAICS 44-45	19,049	$40,564	$119,973	−$178,827	$1,014
NAICS 31-33 Manufacturing NAICS 31-33	17,109	$73,840	$243,838	−$54,962	$1,846
NAICS 72 Accommodation and food services NAICS 72	15,976	$27,987	$73,158	−$225,642	$700
NAICS 48-49 Transportation and warehousing NAICS 48-49	9,990	$57,909	$184,537	−$114,263	$1,448
NAICS 92 Public administration NAICS 92	9,902	$81,696	$273,081	−$25,719	$2,042
NAICS 23 Construction NAICS 23	8,611	$85,322	$286,578	−$12,222	$2,133
NAICS 56 Administrative and support and waste management and remediation services NAICS 56	6,894	$50,859	$158,295	−$140,505	$1,271
NAICS 52 Finance and insurance NAICS 52	6,688	$133,710	$466,694	+$167,894	$3,343
NAICS 81 Other services (except public administration) NAICS 81	6,464	$47,706	$146,558	−$152,242	$1,193
NAICS 42 Wholesale trade NAICS 42	6,436	$89,601	$302,506	+$3,706	$2,240
NAICS 54 Professional, scientific, and technical services NAICS 54	5,650	$93,961	$318,735	+$19,935	$2,349
NAICS 71 Arts, entertainment, and recreation NAICS 71	3,649	$28,450	$74,881	−$223,919	$711
NAICS 55 Management of companies and enterprises NAICS 55	3,245	$94,298	$319,990	+$21,190	$2,357
NAICS 53 Real estate and rental and leasing NAICS 53	2,139	$62,575	$201,906	−$96,894	$1,564
NAICS 51 Information NAICS 51	2,063	$72,267	$237,983	−$60,817	$1,807
NAICS 22 Utilities NAICS 22	1,221	$159,543	$562,854	+$264,054	$3,989
NAICS 11 Agriculture, forestry, fishing and hunting NAICS 11	510	$44,809	$135,775	−$163,025	$1,120
NAICS 21 Mining, quarrying, and oil and gas extraction NAICS 21	51	$139,767	$489,241	+$190,441	$3,494

Subsector	Employment	Avg annual wage	Affordable home price	vs. median value	Affordable monthly rent
NAICS 611 Educational services NAICS 611	21,607	$59,409	$190,121	−$108,679	$1,485
NAICS 624 Social assistance NAICS 624	16,966	$32,167	$88,717	−$210,083	$804
NAICS 621 Ambulatory health care services NAICS 621	15,640	$84,038	$281,798	−$17,002	$2,101
NAICS 722 Food services and drinking places NAICS 722	13,558	$25,694	$64,622	−$234,178	$642
NAICS 622 Hospitals NAICS 622	12,726	$67,242	$219,278	−$79,522	$1,681
NAICS 623 Nursing and residential care facilities NAICS 623	8,401	$49,623	$153,694	−$145,106	$1,241
NAICS 561 Administrative and support services NAICS 561	6,279	$48,599	$149,882	−$148,918	$1,215
NAICS 541 Professional, scientific, and technical services NAICS 541	5,650	$93,961	$318,735	+$19,935	$2,349
NAICS 238 Specialty trade contractors NAICS 238	5,540	$84,476	$283,429	−$15,371	$2,112
NAICS 332 Fabricated metal product manufacturing NAICS 332	5,035	$77,031	$255,716	−$43,084	$1,926
NAICS 922 Justice, public order, and safety activities NAICS 922	4,896	$88,321	$297,741	−$1,059	$2,208
NAICS 445 Food and beverage retailers NAICS 445	4,831	$32,461	$89,811	−$208,989	$812
NAICS 524 Insurance carriers and related activities NAICS 524	4,515	$146,298	$513,551	+$214,751	$3,657
NAICS 423 Merchant wholesalers, durable goods NAICS 423	3,805	$97,643	$332,441	+$33,641	$2,441
NAICS 455 General merchandise retailers NAICS 455	3,694	$30,887	$83,952	−$214,848	$772
NAICS 551 Management of companies and enterprises NAICS 551	3,245	$94,298	$319,990	+$21,190	$2,357
NAICS 485 Transit and ground passenger transportation NAICS 485	3,038	$38,697	$113,024	−$185,776	$967
NAICS 441 Motor vehicle and parts dealers NAICS 441	2,657	$69,151	$226,384	−$72,416	$1,729
NAICS 491 Postal service NAICS 491	2,430	$69,582	$227,988	−$70,812	$1,740
NAICS 721 Accommodation NAICS 721	2,418	$40,844	$121,016	−$177,784	$1,021
NAICS 713 Amusement, gambling, and recreation industries NAICS 713	2,408	$25,066	$62,285	−$236,515	$627
NAICS 813 Religious, grantmaking, civic, professional, and similar organizations NAICS 813	2,348	$43,059	$129,261	−$169,539	$1,076
NAICS 424 Merchant wholesalers, nondurable goods NAICS 424	2,332	$76,585	$254,056	−$44,744	$1,915
NAICS 812 Personal and laundry services NAICS 812	2,107	$38,597	$112,652	−$186,148	$965
NAICS 921 Executive, legislative, and other general government support NAICS 921	1,956	$57,622	$183,469	−$115,331	$1,441
NAICS 333 Machinery manufacturing NAICS 333	1,937	$79,219	$263,860	−$34,940	$1,980
NAICS 811 Repair and maintenance NAICS 811	1,857	$65,511	$212,835	−$85,965	$1,638
NAICS 237 Heavy and civil engineering construction NAICS 237	1,777	$91,082	$308,019	+$9,219	$2,277
NAICS 311 Food manufacturing NAICS 311	1,747	$58,494	$186,715	−$112,085	$1,462
NAICS 522 Credit intermediation and related activities NAICS 522	1,710	$86,240	$289,995	−$8,805	$2,156
NAICS 484 Truck transportation NAICS 484	1,664	$69,144	$226,358	−$72,442	$1,729
NAICS 456 Health and personal care retailers NAICS 456	1,551	$44,776	$135,652	−$163,148	$1,119
NAICS 459 Sporting goods, hobby, musical instrument, book, and miscellaneous retailers NAICS 459	1,543	$34,859	$98,738	−$200,062	$871
NAICS 531 Real estate NAICS 531	1,539	$63,127	$203,961	−$94,839	$1,578
NAICS 444 Building material and garden equipment and supplies dealers NAICS 444	1,526	$49,447	$153,039	−$145,761	$1,236
NAICS 339 Miscellaneous manufacturing NAICS 339	1,462	$73,813	$243,738	−$55,062	$1,845
NAICS 923 Administration of human resource programs NAICS 923	1,451	$91,269	$308,715	+$9,915	$2,282
NAICS 458 Clothing, clothing accessories, shoe, and jewelry retailers NAICS 458	1,363	$25,957	$65,601	−$233,199	$649
NAICS 326 Plastics and rubber products manufacturing NAICS 326	1,355	$68,765	$224,947	−$73,853	$1,719
NAICS 236 Construction of buildings NAICS 236	1,294	$81,032	$270,609	−$28,191	$2,026
NAICS 322 Paper manufacturing NAICS 322	1,276	$73,987	$244,385	−$54,415	$1,850
NAICS 221 Utilities NAICS 221	1,221	$159,543	$562,854	+$264,054	$3,989
NAICS 493 Warehousing and storage NAICS 493	1,200	$59,812	$191,621	−$107,179	$1,495
NAICS 457 Gasoline stations and fuel dealers NAICS 457	1,191	$36,363	$104,336	−$194,464	$909
NAICS 336 Transportation equipment manufacturing NAICS 336	960	$83,854	$281,114	−$17,686	$2,096
NAICS 492 Couriers and messengers NAICS 492	943	$50,140	$155,619	−$143,181	$1,254
NAICS 323 Printing and related support activities NAICS 323	862	$64,886	$210,508	−$88,292	$1,622
NAICS 928 National security and international affairs NAICS 928	780	$90,596	$306,210	+$7,410	$2,265
NAICS 449 Furniture, home furnishings, electronics, and appliance retailers NAICS 449	694	$58,598	$187,102	−$111,698	$1,465
NAICS 488 Support activities for transportation NAICS 488	669	$80,235	$267,642	−$31,158	$2,006
NAICS 513 Publishing industries NAICS 513	640	$78,314	$260,492	−$38,308	$1,958
NAICS 325 Chemical manufacturing NAICS 325	603	$102,232	$349,523	+$50,723	$2,556
NAICS 517 Telecommunications NAICS 517	543	$90,363	$305,342	+$6,542	$2,259
NAICS 562 Waste management and remediation services NAICS 562	503	$77,734	$258,333	−$40,467	$1,943
NAICS 523 Securities, commodity contracts, and other financial investments and related activities NAICS 523	448	$188,855	$671,963	+$373,163	$4,721
NAICS 111 Crop production NAICS 111	432	$44,563	$134,859	−$163,941	$1,114
NAICS 925 Administration of housing programs, urban planning, and community development NAICS 925	422	$63,896	$206,823	−$91,977	$1,597
NAICS 711 Performing arts, spectator sports, and related industries NAICS 711	418	$39,812	$117,174	−$181,626	$995
NAICS 516 Broadcasting and content providers NAICS 516	365	$76,560	$253,963	−$44,837	$1,914
NAICS 334 Computer and electronic product manufacturing NAICS 334	340	$64,925	$210,653	−$88,147	$1,623
NAICS 425 Wholesale trade agents and brokers NAICS 425	299	$88,778	$299,442	+$642	$2,219
NAICS 327 Nonmetallic mineral product manufacturing NAICS 327	298	$86,133	$289,597	−$9,203	$2,153
NAICS 321 Wood product manufacturing NAICS 321	272	$60,480	$194,108	−$104,692	$1,512
NAICS 331 Primary metal manufacturing NAICS 331	197	$63,703	$206,105	−$92,695	$1,593
NAICS 335 Electrical equipment, appliance, and component manufacturing NAICS 335	193	$58,764	$187,720	−$111,080	$1,469
NAICS 337 Furniture and related product manufacturing NAICS 337	178	$70,688	$232,105	−$66,695	$1,767
NAICS 926 Administration of economic programs NAICS 926	164	$89,771	$303,139	+$4,339	$2,244
NAICS 712 Museums, historical sites, and similar institutions NAICS 712	160	$45,207	$137,256	−$161,544	$1,130
NAICS 512 Motion picture and sound recording industries NAICS 512	154	$38,662	$112,894	−$185,906	$967
NAICS 924 Administration of environmental quality programs NAICS 924	136	$81,269	$271,491	−$27,309	$2,032
NAICS 814 Private households NAICS 814	123	$25,991	$65,728	−$233,072	$650
NAICS 324 Petroleum and coal products manufacturing NAICS 324	112	$100,094	$341,564	+$42,764	$2,502
NAICS 312 Beverage and tobacco product manufacturing NAICS 312	93	$19,224	$40,539	−$258,261	$481
NAICS 314 Textile product mills NAICS 314	58	$53,738	$169,012	−$129,788	$1,343
NAICS 212 Mining (except oil and gas) NAICS 212	51	$139,767	$489,241	+$190,441	$3,494
NAICS 518 Computing infrastructure providers, data processing, web hosting, and related services NAICS 518	35	$78,659	$261,776	−$37,024	$1,966
NAICS 519 Web search portals, libraries, archives, and other information services NAICS 519	33	$52,948	$166,071	−$132,729	$1,324
NAICS 115 Support activities for agriculture and forestry NAICS 115	30	$33,435	$93,437	−$205,363	$836
NAICS 525 Funds, trusts, and other financial vehicles NAICS 525	15	$109,475	$376,484	+$77,684	$2,737

Affordable home price assumes the industry's average earner uses 30% of gross income for housing, with a 30-year mortgage at 7%, 5% down, $2,500/yr taxes & insurance, and 0.5% PMI. Adjust the Section 3 calculator for other terms. Affordable rent is 30% of monthly gross pay.

Source: BLS QCEW Annual Averages, 2024; ACS 5-year 2024 (median home value).

Section 5

Wages by Occupation

Selected essential-worker occupations for the MSA or nonmetropolitan area containing this county — jobs, the 10-year change, wages, and the housing each typical earner can afford. Both jobs counts and wages are reported at the MSA / nonmetropolitan-area level (BLS does not publish OEWS at the county level), so every county inside the same area shows the same numbers. For county-accurate employment totals, see Section 4 above.

Occupational wages and affordable housing

Occupation	2025 jobs	2015–2025 change	% change	Hourly wage	Annual wage	Affordable home price	Affordable monthly rent
Fast Food and Counter Workers SOC 35-3023	5,660	—	—	$16.41	$34,130	$96,024	$853
Cashiers SOC 41-2011	3,610	—	—	$16.85	$35,050	$99,448	$876
Retail Salespersons SOC 41-2031	4,410	—	—	$18.62	$38,740	$113,184	$969
Childcare Workers SOC 39-9011	600	—	—	$18.94	$39,400	$115,641	$985
Waiters and Waitresses SOC 35-3031	2,670	—	—	$19.78	$41,130	$122,080	$1,028
Janitors and Cleaners SOC 37-2011	3,060	—	—	$20.10	$41,800	$124,574	$1,045
Tellers SOC 43-3071	430	—	—	$21.34	$44,400	$134,252	$1,110
Home Health and Personal Care Aides SOC 31-1131	2,930	—	—	$21.79	$45,330	$137,714	$1,133
Office Clerks, General SOC 43-9061	2,560	—	—	$23.33	$48,530	$149,626	$1,213
Maintenance and Repair Workers, General SOC 49-9071	1,950	—	—	$26.39	$54,890	$173,300	$1,372
Heavy and Tractor-Trailer Truck Drivers SOC 53-3032	2,400	—	—	$29.82	$62,030	$199,877	$1,551
Construction Laborers SOC 47-2061	880	—	—	$32.10	$66,780	$217,558	$1,670
Firefighters SOC 33-2011	830	—	—	$32.16	$66,880	$217,931	$1,672
Carpenters SOC 47-2031	660	—	—	$36.35	$75,620	$250,464	$1,891
Electricians SOC 47-2111	860	—	—	$36.48	$75,890	$251,469	$1,897
Elementary School Teachers, Except Special Education SOC 25-2021	2,340	—	—	—	$76,670	$254,372	$1,917
Police and Sheriff's Patrol Officers SOC 33-3051	1,570	—	—	$39.76	$82,700	$276,818	$2,068
Plumbers, Pipefitters, and Steamfitters SOC 47-2152	670	—	—	$42.06	$87,490	$294,648	$2,187
Registered Nurses SOC 29-1141	5,830	—	—	$47.52	$98,850	$336,934	$2,471

Affordable home price uses the same Section 3 formula (30% housing budget, 30-year mortgage at 7%, 5% down, $2,500/yr T&I, 0.5% PMI). Affordable rent is 30% of monthly wages. Negative job-change values are shown in red parentheses. A "prior-year code differs" note flags occupations whose SOC code changed between the two vintages (2010 SOC → 2018 SOC) — the change estimate is best-effort.

Source: BLS OEWS May 2025 (10-year change vs. May 2015). Jobs counts and wages reflect the MSA or nonmetropolitan area containing this county, not the county alone — OEWS is not published at the county level.

Methodology & sources

All figures derive from the 2024 American Community Survey 5-year estimates. State and national comparisons are population-weighted aggregates of county-level estimates (an approximation; ACS publishes its own state and national medians which can differ slightly).

The affordability calculator uses a 30% housing-budget rule with a 30-year mortgage. Defaults are 7% interest, 5% down, $2,500/year taxes and insurance, and 0.5% PMI — adjustable above.

Variables: 25013 · pulled from Full Housing Data Table.xlsx.